COUNTY OF PRINCE WILLIAMeservice.pwcgov.org/planning/documents/REZ2016-00024.pdfREZ2016-00024,...

COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING

(703) 792-7615 FAX (703) 792-4401 OFFICE

Internet www.pwcgov.org

Christopher M. Price, AICP Director of Planning August 26, 2016

TO: Planning Commission

FROM: Stephen L. Donohoe

Planning Office

RE: REZ2016-00024, Bethlehem Technology Park

Brentsville Magisterial District

I. Background is as follows:

A. Request - This is a request to rezone ± 45.46 acres from M-1, Heavy Industrial, O(F)

Office Flex, and A-1, Agricultural, to M-2, Light Industrial, to allow for the

development of the Property in accordance with M-2 development standards. The

rezoning will supersede the proffers (PLN2001-00269) that currently govern a portion

of the property.

Uses/Features Existing Proposed Zoning

Zoning M-1, Heavy Industrial

A-1, Agricultural

O(F), Office Flex

M-2, Light Industrial

Use(s) Undeveloped / Site

contains a cemetery

Proffered: Office & Heavy

Industrial Uses

Uses permitted in the M-2 zoning

district

(anticipated use: Data Center)

Access Unspecified One (Bethlehem Rd. access only)

B. Site Location - The site is located on the west side of Bethlehem Rd., approximately

2,700 ft. north and west of the intersection of Bethlehem Rd. and Sudley Manor Dr.

(see maps in Attachment A). The property is identified on County maps as GPIN(s)

7596-78-4210, 7596-68-3426, 7596-68-8661, 7596-58-7415, and 7596-67-1565(pt).

http://www.pwcgov.org/

REZ2016-00024, Bethlehem Technology Park

August 26, 2016

C. Comprehensive Plan - The site is designated EI, Industrial Employment, FEC,

Flexible Use Employment Center, and REC, Regional Employment Center, in the

Comprehensive Plan.

D. Zoning –The subject site is zoned M-1, Heavy Industrial, O(F) Office Flex, and A-1,

Agricultural. The site is located within the Prince William Parkway/ Route 234

Bypass Highway Corridor Overlay District (HCOD), and the Data Center

Opportunity Zone Overlay District.

E. Surrounding Land Uses – The site is bordered by or adjacent to, industrial uses,

vacant parcels, and a number of residential properties.

II. Current Situation is as follows:

A. Planning Office Recommendation - Staff recommends approval subject to the

proffers dated July 29, 2016, for the following reasons:

The proposed zoning district, M-2, Light Industrial, is intended to allow for

development that is consistent with the EI, Industrial Employment, and FEC,

Flexible Use Employment Center land use classifications of the Comprehensive

Plan. Additionally, the surrounding land uses are primarily industrial.

The proposed technology park may be developed with a data center use that is

permitted by-right in the M-2, Light Industrial, zoning district. The property is

located within the Data Center Opportunity Zone Overlay District as identified in

the Zoning Ordinance.

Impacts of the development have been assessed and mitigation has been provided

as proffered and through design details provided on the proffered GDP. Such

mitigation measures include buffers, screening, cemetery buffer and access, etc.

B. Planning Commission Public Hearing - A public hearing before the Planning

Commission has been advertised for September 7, 2016.

III. Issues in order of importance are as follows:

A. Comprehensive Plan

1. Long-Range Land Use - Is the proposed use consistent with those uses

intended by the FEC, EI & REC designations?

2. Level of Service (LOS) - How does the proposal address the Policy Guide for

Monetary Contributions in effect July 1, 2014?

B. Community Input - Have members of the community raised any issues?

C. Other Jurisdictional Comments - Have other jurisdictions raised any issues?

D. Legal Uses of the Property - What uses are allowed on the property? How are legal

issues resulting from the Planning Commission action addressed?


August 26, 2016

E. Timing – When must the Planning Commission take action on this application?

IV. Alternatives beginning with the staff recommendation are as follows:

A. Recommend approval of REZ2016-00024, Bethlehem Technology Park, subject to

the proffers dated July 29, 2016.

1. Comprehensive Plan Consistency Analysis:

a) Long-Range Land Use - The site is classified EI, Industrial

Employment and FEC, Flexible Use Employment Center, with a small

area of the property classified REC, Regional Employment Center.

This proposal is to rezone the property from A-1,

Agricultural, M-1, Heavy Industrial, and O(F), Office Flex, to M-2,

Light Industrial. The M-2 district allows for development that is

consistent with policies of the EI and FEC land use classifications.

b) Level of Service (LOS) - The level of service impacts related to the

request would be mitigated by the proffered monetary contributions as

follows:

Water Quality $75 per acre 45.46 acres $3,409.50

Fire and Rescue $0.61 per

building SF

+/-740,000 SF

(estimate max.

building area)

$451,400.00

Total $454,809.50

2. Community Input - The application has been transmitted to adjacent property

owners within 200 feet. As of the date of this report, the Planning Office has

not received any input from surrounding property owners.

3. Other Jurisdictional Comments - The subject site is located outside the

required notification area, therefore, no other jurisdictions reviewed the

application.

4. Legal Uses of the Property – Those uses allowed in the M-2, Light Industrial,

zoning district would be permitted. Legal issues resulting from Planning

Commission action are appropriately addressed by the County Attorney’s

office.

5. Timing - The Planning Commission has until December 6, 2016, 90 days from

the first public hearing date, to take action on this proposal. Approval of the

rezoning would meet the 90-day requirement.


August 26, 2016

B. Recommend denial of REZ2016-00024, Bethlehem Technology Park.

1. Comprehensive Plan

a) Long-Range Land Use - If the application is denied, the land use

designation of the site would remain EI, Industrial Employment, FEC,

Flexible Use Employment Center, and REC, Regional Employment

Center. The site would remain split zoned amongst three zoning

districts, A-1, Agricultural, M-1, Heavy Industrial, and O(F) Office

Flex.

b) Level of Service - Denial would not have any impact on the existing

level of service.

2. Community Input - The application has been transmitted to adjacent property

owners within 200 feet. As of the date of this report, the Planning Office has

not received any input from surrounding property owners.

3. Other Jurisdictional Comments - The subject site is located outside the

required notification area, therefore, no other jurisdictions reviewed the

application.

4. Legal Uses of the Property – The rezoning site could be developed with uses

permitted in the M-1, Heavy Industrial, and O(F), Office Flex, zoning

districts, as proffered per REZ #PLN2001-00269. The portion of the site

zoned A-1, Agricultural, could be developed with uses permitted in the A-1

district. Legal issues resulting from Planning Commission action are

appropriately addressed by the County Attorney’s office.

5. Timing - The Planning Commission has until December 6, 2016, 90 days from

the first public hearing date, to take action on this proposal. Denial of the

rezoning would meet the 90-day requirement.

V. Recommendation is that the Planning Commission accepts Alternative A and recommends

approval of REZ2016-00024, Bethlehem Technology Park, subject to the proffers dated July

29, 2016.

Staff: Stephen L. Donohoe, X5282

Attachments

A. Area Maps

B. Staff Analysis

C. Proffer Statement and GDP

D. Rezoning Plat

E. Bethlehem Road Improvement Plan

F. Environmental Constraints Analysis

G. Historical Commission Resolution

Attachment A – Maps

VICINITY MAP


Page A-1


AERIAL MAP


Page A-2


EXISTING ZONING MAP


Page A-3


LONG-RANGE LAND USE MAP


Page A-4

Attachment B - Staff Analysis


Page B-1

Part I. Summary of Comprehensive Plan Consistency

Staff Recommendation: Approval

This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A

complete analysis is provided in Part II of this report.

Comprehensive Plan Sections Plan Consistency

Long-Range Land Use Yes

Community Design Yes

Cultural Resources Yes

Environment No

Fire and Rescue Yes

Police Yes

Potable Water Yes

Sanitary Sewer Yes

Transportation Yes

Part II. Comprehensive Plan Consistency Analysis

The following table summarizes the area characteristics (see maps in Attachment A):

Direction Land Use Long Range Future Land

Use Map Designation

Zoning

North Industrial, ROW: Norfolk

Southern Railroad, vacant

properties

EI & ER A-1, M-2 &

M-1

South Industrial & vacant properties FEC & REC M-2, A-1 &

M-1

East Industrial, vacant &

residential properties

EI, FEC & SRH A-1, M-1, R-

16 & PBD

West Industrial & vacant properties EI, FEC & ER M-2



Page B-2

Long-Range Land Use Plan Analysis

Through wise land use planning, the County ensures that landowners are provided a reasonable use

of their land while the County is able to judiciously use its resources to provide the services for

residents and employers’ needs. The Long Range Land Use Plan sets out policies and action

strategies that further the County’s goal of concentrating population, jobs, and infrastructure within

vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land uses on the

Long Range Land Use Map, the plan includes smart growth principles that promote a countywide

pattern of land use that encourages fiscally sound development and achieves a high-quality living

environment; promotes distinct centers of commerce and centers of community; complements and

respects our cultural and natural resources, preserves historic landscapes and site-specific cultural

resources; provides adequate recreational, park, open space and trail amenities that contribute to a

high quality of life for county residents; and revitalizes, protects, and preserves existing

neighborhoods.

The site is located within the development area of the County and is classified as EI, Industrial

Employment, FEC, Flexible Use Employment Center, and REC, Regional Employment Center.

Long-Range Land Use

Plan Classification

Land Uses Intended

Industrial

Employment (EI)

The purpose of the Industrial Employment classification is to

provide for areas of economic base industries that must be

screened and buffered from major transportation corridors and

adjacent land uses. These screening and buffering requirements

shall be as contained in the Zoning Ordinance and the Design and

Construction Standards Manual. Primary uses in the EI are

manufacturing, industrial parks, truck and auto repair,

wholesale/distribution facilities, warehouses, certain public

facilities and utilities, and other industrial uses. Retail and/or

retail service uses shall be considered secondary uses and shall

represent no greater than 25 percent of the total EI project area.

These retail/retail service uses shall be so located on a site that

their primary purpose is to support the needs of those employed

within that EI project. Within an EI-designated area, the more

intense uses shall be located in the core of the area and the less

intense uses at the periphery, to act as a transition between the EI

and adjacent areas designated or developed for different uses.

Performance standards for off-site impacts – such as dust,

particulates, and emissions – are to be applied. Stand-alone office

and office-like facilities that are primary uses should be

discouraged in any EI designated area.



Page B-3

Flexible Use

Employment Center

(FEC)

The purpose of the Flexible Use Employment Center classification is

to provide for areas of employment uses situated on individual sites

or in campus-style “parks.” Primary uses in the FEC classification

are light manufacturing, “start-up” businesses, small assembly

businesses, and office uses (including government offices,

particularly those for Prince William County agencies). Retail and/or

retail service uses shall be considered secondary uses and shall

represent no greater than 25 percent of the total FEC gross floor area

of the project. These retail/retail service uses shall be so located on a

site that their primary purpose is to support the needs of those

employed within that FEC project. Warehousing, wholesale, storage

and/or distribution uses shall also be considered secondary uses

within any FEC project. Outdoor storage shall also be considered a

secondary use and shall be limited to no more than 25 percent of the

land area of the FEC project. Within an FEC-designated project, the

more intense uses shall be located in the core of the area and the less

intense uses (excluding outdoor storage) at the periphery, to act as a

transition between the FEC project and adjacent areas designated or

developed for different uses. Office development in FEC areas is

encouraged to be in accordance with the Illustrative Guidelines for

Office Development, provided as a supplement to the Community

Design Plan chapter of the Comprehensive Plan and available from

the Planning Office.

Regional Employment

Center

(REC)

The purpose of the Regional Employment Center classification is to

provide for areas located close to and/or with good access from an

interstate highway where intensive regional employment uses are to

be located. REC projects should be planned and developed in a

comprehensive, coordinated manner. Primary uses in the REC are

mid-rise and/or high-rise office (including government office

particularly those for Prince William County agencies), research and

development facilities, lodging, and mixed-use projects. Residential

uses shall represent no greater than 25 percent of the total REC gross

floor area of the project. Drive-in/drive-through uses are

discouraged. Shared/structured parking is encouraged. The

acceptable housing type within any mixed-use REC project is

multifamily, at a density of 16-30 dwelling units per gross acre, less

the ER, Environmental Resource designated portion of a property.

Development in REC projects shall occur according to an

infrastructure implementation plan submitted at the time of rezoning.

The intent of this plan is to ensure that critical infrastructure for

office, employment and lodging uses is developed adequately for

each phase of the project. Development shall also occur according to

a phasing plan that must ensure that office, employment and lodging

uses are always the primary uses within the area rezoned. Office

development in REC areas is encouraged to be in accordance with the

Illustrative Guidelines for Office Development, provided as a

supplement to the Community Design Plan chapter of the



Page B-4

Comprehensive Plan and available from the Planning Office. A

minimum office building height of 4-6 stories is preferred.

Proposal’s Strengths

Land Use Classification – The site is classified EI, Industrial Employment, and FEC, Flexible

Use Employment Center, with a small area of the property being designated REC, Regional

Employment Center. The proposed M-2 district allows for development that is consistent with

policies of the EI designation and is the intended industrial zoning district to implement the

FEC designation.

Surrounding Uses – The area surrounding the property is planned for industrial development

and contains a number of properties with industrial uses.

Data Center Overlay District - The proposed technology park may be developed with a data

center use that is permitted by-right in the M-2, Light Industrial, zoning district. The property is

located within the Data Center Opportunity Zone Overlay District as identified in the Zoning

Ordinance.

Proposal’s Weaknesses

None identified.

On balance, this application is found to be consistent with the relevant components of the Long-

Range Land Use Plan.

Community Design Plan Analysis

An attractive, well-designed County will attract quality development, instill civic pride, improve the

visual character of the community and create a strong, positive image of Prince William County.

The Community Design Plan sets out policies and action strategies that further the County’s goals

of providing quality development and a quality living environment for residents, businesses and

visitors, and creating livable and attractive communities. The plan includes recommendations

relating to building design, site layout, circulation, signage, access to transit, landscaping and

streetscaping, community open spaces, natural and cultural amenities, stormwater management, and

the preservation of environmental features.



Page B-5


Building Materials & Screening – The proffered design controls require that any building

located within 150 ft. of the Prince William Parkway/Route 234 Bypass shall have primary

exterior building material as specified in the proffers. Additionally, the applicant shall

appropriately provide screening of rooftop mechanical and HVAC equipment in accordance

with DCSM standards.

Bethlehem Road Frontage – The applicant shall provide Bethlehem Road frontage

improvements to include a commercial entrance, 10-ft. landscape strip, and 5-ft. sidewalk.


None identified.

On balance, this application is found to be consistent with the relevant components of the

Community Design Plan.

Cultural Resources Plan Analysis

Prince William County promotes the identification, evaluation, and protection of cultural resource

sites throughout the County, as well as the tourism opportunities these sites present. The Cultural

Resources Plan recommends identifying, preserving, and protecting Prince William County’s

significant historical, archaeological, architectural, and other cultural resources—including those

significant to the County’s minority communities—for the benefit of all of the County’s citizens

and visitors. To facilitate the identification and protection of known significant properties that have

cultural resource values worthy of preservation, the land use classification County Registered

Historic Site (CRHS) is used in the Comprehensive Plan. The plan includes areas of potentially

significant known but ill-defined or suspected pre-historic sites, Civil War sites, historic viewsheds,

landscapes or areas of potential impact to important historic sites and encourages the identification,

preservation, protection, and maintenance of all cemeteries and/or gravesites located within the

County.


Archaeological Review- The County Archaeologist and the Historical Commission reviewed

the request and recommended no further work.

Cemetery – As proffered, the applicant shall accommodate access to the cemetery. The

perimeter of the cemetery shall also be planted in accordance with the applicable cemetery

buffer standards.



Page B-6


None identified.

On balance, this application is found to be consistent with the relevant components of the Cultural

Resources Plan.

Environment Plan Analysis

Prince William County has a diverse natural environment, extending from sea level to mountain

crest. Sound environmental protection strategies will allow the natural environment to co-exist with

a vibrant, growing economy. The Environment Plan sets out policies and action strategies that

further the County’s goal of preserving, protecting and enhancing significant environmental

resources and features. The plan includes recommendations relating to the incorporation of

environmentally sensitive development techniques, improvement of air quality, identification of

problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater

quality, limitations on impervious surfaces, and the protection of significant viewsheds.

The majority of this site is located in Subwatershed #262 which flows into an unnamed tributary in

the Broad Run watershed. There are forested wetlands in several areas throughout the site.

The site does not have any Resource Protection Areas (RPA).


Water Quality – The applicant has proffered to make a monetary contribution in the sum of

$75.00 per acre to the Board of County Supervisors for the purpose of monitoring water quality,

stream restoration projects, and/or drainage improvements.


Stormwater Management – Although the applicant will have to provide the final engineering

details related to stormwater management, it was requested during the review to show the

approximate location of the stormwater management facility(ies). This requested feature was

not provided.

Environmental Features – The property contains areas of high-quality palustrine forested

wetlands and five specimen trees as shown on the ECA. These areas have not been specifically

protected on the GDP or in the proffers. It is not known at this time to what extent, if any, the

applicant plans to impact the environmental areas. It is important to note that environmental

protection of these areas has yet to be specifically delineated.

On balance, this application is found to be inconsistent with the relevant components of the

Environment Plan.



Page B-7

Fire and Rescue Plan Analysis

Quality fire and rescue services provide a measure of security and safety that both residents and

businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and

action strategies that further the County’s goal of protecting lives, property, and the environment

through timely, professional, humanitarian services essential to the health, safety, and well-being of

the community. The plan includes recommendations relating to siting criteria, appropriate levels of

service, and land use compatibility for fire and rescue facilities. The plan also includes

recommendations to supplement response time and reduce risk of injury or death to County

residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR)

training, automatic external defibrillators (AED), and encourage installation of additional fire

protection systems—such as sprinklers, smoke detectors, and other architectural modifications.


Level of Service - The applicant has proffered to provide monetary contributions for the

nonresidential building area in accordance with the policy guidelines.

8.0 Minute Response Time – The site is within the recommended 8.0-minute response time for

advanced life support.

Station Workload – The Linton Hall Fire and Rescue Station #25 is currently operating within

the recommended standard for capacity.


4.0 Minute Response Time – The site is outside the recommended 4.0-minute response time for

fire suppression and basic life support.

On balance, this application is found to be consistent with the relevant components of the Fire and

Rescue Plan.

Police Plan Analysis

Residents and businesses expect a high level of police service for their community. This service

increases the sense of safety and protects community investments. The Police Plan is designed to

promote Prince William County’s public safety strategic goal to continue to be a safe community,

reduce criminal activity, and prevent personal injury and loss of life and property, as well as to

ensure effective and timely responses throughout the County. This plan encourages funding and

locating future police facilities to maximize public accessibility and police visibility as well as to

permit effective, timely response to citizen needs and concerns. The plan recommends educational

initiatives, such as Neighborhood and Business Watch, and Crime Prevention through

Environmental Design (CPTED), which encourages new development to be designed in a way that

enhances crime prevention. The plan also encourages effective and reliable public safety



Page B-8

communications linking emergency responders in the field with the Public Safety Communications

Center.


Safety and Security Measures - The Police Department has recommended the safety and

security measures that should be incorporated into the design of the site. No significant impact

to police services is anticipated.


None identified.

On balance, this application is found to be consistent with the relevant components of the Police

Plan.

Potable Water Plan Analysis

A safe, dependable drinking water source is a reasonable expectation of County residents and

businesses. The Potable Water Plan sets out policies and action strategies that further the County’s

goal of providing an economically and environmentally sound drinking water system. The plan

includes recommendations relating to system expansion, required connections to public water in the

development area, and the use of private wells or public water in the rural area.


Water Connection - The applicant is required to comply with Zoning Ordinance Section 32-

250.74 which mandates connection of the site to public water service. The proffers require the

applicant to design and construct all on-site and off-site water utility improvements necessary to

develop the subject use.


None identified.

On balance, this application is found to be consistent with the relevant components of the Potable

Water Plan.

Sanitary Sewer Plan Analysis

Appropriate wastewater and sanitary facilities provide needed public health and environmental

protections. The Sanitary Sewer Plan sets out policies and action strategies that further the

County’s goal of providing an economically and environmentally sound sanitary and stormwater

sewer system. The plan includes recommendations relating to system expansion, required



Page B-9

connections to public sewer in the development area, and the use of either private or public sewer

systems in locations classified as Semi-Rural Residential (SRR), as well as the rural area.


Sewer Connection - The applicant is required to comply with Zoning Ordinance Section 32-

250.75, which mandates connection of the site to public sewer service. The proffers require the

applicant to design and construct all on-site and off-site sewer utility improvements necessary to

develop the subject use.


None identified.

On balance, this application is found to be consistent with the relevant components of the Sanitary

Sewer Plan.

Transportation Plan Analysis

By providing a multi-modal approach to traffic circulation, Prince William County promotes the

safe and efficient movement of goods and people throughout the County and surrounding

jurisdictions. The Transportation Plan sets out policies and action strategies that further the

County’s goal of creating and sustaining an environmentally friendly, multi-modal transportation

system that meets the demands for intra- and inter-county trips, is integrated with existing and

planned development, and provides a network of safe, efficient, and accessible modes of travel.

The plan includes recommendations addressing safety, minimizing conflicts with environmental

and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes,

minimizing projected trip demand, and providing sufficient network capacity. Projects should

include strategies that result in a level of service (LOS) of “D” or better on all roadway corridors

and intersections, reduce traffic demand through transportation demand management strategies,

dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle

pathways, and improved and coordinated access to transit facilities.

The property will have a single secure entrance from Bethlehem Road. There will be no direct

access onto the Prince William Parkway/Route 234 Bypass. A traffic impact analysis (TIA) was

required for this application. The following table provides information concerning the daily

volumes and levels of service of roadways important to this development:

Roadway Name Number of Lanes 2015 VDOT Count 2010 Daily LOS

Bethlehem Road 2 2,900 VPD

B

A Traffic Impact Analysis (TIA) was not required for this application submission as the proposed

use would not generate enough trips (per the DCSM) to require a TIA. In addition, it was agreed

that access to the site would be off Bethlehem Road only.



Page B-10

Based on the Institute of Transportation Engineers (ITE) Trip Generation, 9th Edition with Land

Use Code 160 for Data Centers by square footage, the proposed data center uses are estimated to

generate 67 AM peak hour, 67 PM peak hour and 733 weekday vehicle trips.


Data Center Use – If the site is to be developed with an anticipated data center use, the number

of trips generated from the use is considerably low.

Bethelhem Rd. Pedestrian Facility – As shown on the GDP, the applicant shall construct a 5

foot wide sidewalk along the frontage of the property.


None identified.

On balance, this application is found to be consistent with the relevant components of the

Transportation Plan.

Materially Relevant Issues

This section of the report is intended to identify issues raised during the review of the proposal,

which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan,

but which are materially relevant to the County’s responsibilities in considering land use issues.

The materially relevant issues in this case are as follows:

None identified.

Minimum Design Criteria

Staff and other agencies that have reviewed the proposal noted the following minimum design

criteria. The development proposal will be reviewed for compliance with all minimum standards at

the time that the applicant submits detailed site development information prior to the issuance of

construction permits. The listing of these issues is provided to ensure that these concerns are a part

of the development record. Such issues are more appropriately addressed during the site plan

review.

None identified.



Page B-11

Agency Comments

The following agencies have reviewed the proposal and their comments have been summarized in

relevant Comprehensive Plan chapters of this report. Individual comments are in the case file in the

Planning Office:

County Archaeologist

DPW- Environmental Services

Fire and Rescue

Planning Office, Case Manager and Zoning Administration

Police Department

PWC Historical Commission

PWC Service Authority

PWC Transportation

VDOT

Attachment C

Proposed Proffers Dated July 29, 2016


Page C-1

PROFFER STATEMENT

RE: #REZ2016-00024, Bethlehem Technology Park Rezoning

Applicant: COPT DC-19, LLC

Record Owners: Paxton PW LLC and Lucky Seven Manassas Inc.

Property: Property: GPINs 7596-78-4210, 7596-68-8661, 7596-68-3426, 7596-58-

7415, 7596-67-1565 (part) (hereinafter, the “Property”)

Brentsville Magisterial District

Approximately 45.46 Acres

A-1, Agricultural, O(F), Office/Flex and M-1, Heavy Industrial to M-

2, Light Industrial

Date: July 29, 2016

The undersigned hereby proffers that the use and development of the subject Property shall

be in strict conformance with the following conditions. In the event the above-referenced rezoning

is not granted as applied for by the Applicant, these proffers shall be withdrawn and are null and

void. The headings of the proffers set forth below have been prepared for convenience or reference

only and shall not control or affect the meaning or be taken as an interpretation of any provision of

the proffers. Any improvements proffered herein below shall be provided at the time of

development of the portion of the site served by the improvement, unless otherwise specified. The

terms “Applicant” and “Developer” shall include all future owners and successors in interest.

For purposes of reference in this Proffer Statement, the “GDP” shall be that plan prepared

by JCL Consulting LLC entitled “BETHLEHEM TECHNOLOGY PARK REZONING PLAN”

dated May 24, 2016, revised July 29, 2016.

USE AND DEVELOPMENT

1. General Development Plan – The subject Property shall be developed in substantial

conformance with the GDP, subject to changes approved by the County in connection with

site plan review.

COMMUNITY DESIGN

2. Building Materials – The façade of any building on the Property that is within 150 ft. of the

Prince William Parkway and is visible from the Prince William Parkway shall have as the

primary exterior building material precast or tilt-wall concrete panels with reveals and

accent color scheme, architectural concrete masonry units (e.g., simulated stone, split face,

ground face), EIFS (exterior insulation and finishing system) and/or metal panels of

architectural grade and quality. Changes to the architecture may be approved by the

Planning Director. Compliance with this proffer shall be evidenced with the submission to

the Planning Office of building elevations at least two weeks prior to the issuance of the

building permit release letter.

Attachment C



Page C-2

3. Screening – Rooftop, mechanical and HVAC equipment shall be screened in accordance

with the DCSM.

ENVIRONMENTAL

4. Monetary Contribution – The Applicant shall make a monetary contribution to the Prince

William Board of County Supervisors in the amount of $75.00 per acre for water quality

monitoring, drainage improvements and/or stream restoration projects. Said contribution

shall be made prior to and as a condition of final site plan approval with the amount to be

based on the acreage reflected on the site plan.

FIRE & RESCUE

5. Monetary Contribution – The Applicant shall make a monetary contribution to the Prince

William Board of County Supervisors in the amount of $0.61 per square foot of gross

building floor area to be used for fire and rescue services. Said contribution shall be based

on the size of the building(s) shown on the applicable site plan(s) (excluding any structured

parking) and shall be paid prior to and as a condition of the issuance of a building permit for

such building.

CEMETERY

6. At the time a site plan is submitted for GPIN 7596-68-3426, the Applicant shall provide a

perimeter buffer and fence around the cemetery located on GPIN 7596-68-4239 and

accommodate a pedestrian access easement to the cemetery in accordance with the

requirements set forth in the Zoning Ordinance.

TRANSPORTATION

7. Access – Access to the Property shall be provided from Bethlehem Road.

WATER AND SEWER

8. Water and Sewer – The Property shall be served by public sanitary sewer and water, and the

Applicant shall be responsible for those improvements required in order to provide such

service for the demand generated by the development of the Property.

Attachment C



Page C-3

MISCELLANEOUS

9. Escalator – In the event the monetary contributions set forth in the Proffer Statement are

paid to the Prince William Board of County Supervisors within eighteen (18) months of the

approval of this rezoning, as applied for by the Applicant, said contributions shall be in the

amounts as stated herein. Any monetary contributions set forth in the Proffer Statement

which are paid to the Prince William Board of County Supervisors after eighteen (18)

months following the approval of this rezoning shall be adjusted in accordance with the

Urban Consumer Price Index (“CPI-U”) published by the United States Department of

Labor, such that at the time contributions are paid, they shall be adjusted by the percentage

change in the CPI-U from that date eighteen (18) months after the approval of this rezoning

to the most recently available CPI-U to the date the contributions are paid, subject to a cap

of 6% per year, non-compounded.

Attachment C – Generalized Development Plan

Dated May 2, 2016, Revised July 29, 2016


Page C-4

Attachment D – Rezoning Plat


Page D-1

Attachment E – Bethlehem Road Improvement Plan


Page E-1

Attachment F

Environmental Constraints Analysis


Page F-1

Attachment G

Historical Commission Resolution


Page G-1

Attachment G



Page G-2

Attachment G



Page G-3

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